I personally like to have more than $200/m, but it may work if you have multiple units to lower the variance.

They tend to deal on a personal as opposed to professional level.

That's a hefty discount off list and the numbers till work... it could be your numbers weren't right from the start.If time is an issue, you could offer lower and faster close.

But if the current property is performing then it may be worth it.If that property is not performing at a level you would want then no refi in the world is going to work as well for you. 

You can take a loan against your 401k and pull the lower of the two: up to 50% of the value or $50,000. 

Tells me a lot of work out there for mid to lower income categories which is great

Great opinions, thanks to all.My wife thinks we should go w the 2-yr lease because my stress levels always increase when I have to actually do work for this $$$.

Im not playing in SW WI, but i do in Northern WI, you really need to know your market and numbers, compas are tougher to understand, but I do well im my markets, the majority of my portfolio is either rural, or in towns below 15K people. if you have a good team and a PM that operates at a high level, those markets can be gold, but its not for everyone, its not easy, but generally there is little competition and high demand@Michael B. population of 70K is quite big in most of WI other than Milwaukee, Green Bay, Madison and Appleton, there are not many cities north of 50K populations. 

:(Are there NOI improvements you can make, eliminate expenses, improve turn over (lower it), reduce damage etc etc. 

It might be a little more work for me to close my loans, but it nets me significantly lower interest rates.